To self manage 5-6 units while you work full-time is optimal IMO.

The bad news is, we are struggling with determining the optimal kitchen layout/design.

I've been considering having a website built that would allow people to input their home information, along with pictures and all necessary information to allow me to make a quick offer over the Internet and use search engine optimization to direct traffic..

Anything else is less than optimal.

Optimally, these would be 3br/2+ba units, in which case they will often cash flow even while functionally obsolete.

Scott your optimism and kind words are greatly appreciated.

http://www.biggerpockets.com/renewsblog/2014/09/30/14-effective-pages-for-a-fully-optimized-lead-generating-website/

I am in a different type with commercial and properties being in the millions to tens of millions and up.Having said that I do have characteristics I look for in  buyers.I have learned over decades which type of buyers are optimal and that I want for my business.A direct buyer with a PFS statement showing liquidity and net worth and bank statements to start.

It seems that my optimism has you a bit perplexed; let me try to brieflyrespond.In short I do believe the housing prices will come down all over the country.

we're also going to join local rei club (cost $450)if we get positive feedback and some numbers for potential buyers and optimal home pricing - i'm thinking by 12/20 - we'll run our first ad for sellers, pricing homes in a range that we get during phase I (buyers information).why am i writing all this down?